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" An exceptional 3 bedroom semi-detached house the subject of extension and recent modernisation standing within landscaped and private gardens to rear with open aspect and southerly views over adjoining farmland. This beautifully appointed family home affords entrance porch, hall, large through lounge and dining room, conservatory, modern fitted kitchen/breakfast room, large utility room and cloaks with w.c; first floor landing, 3 bedrooms and luxury shower room. Oil central heating and quality double glazing. Delightful gardens, ***INSPECTION HIGHLY RECOMMENDED***

LOCATION Cerrigydrudion is a small rural town standing in the heart of rolling countryside on the A5 Trunk Road some 20 miles from Llangollen and 14 miles Ruthin. The village has a general store, primary school, two Inns and small film theatre, whilst secondary education isavailable in both Bala, Betws Y Coed and Ruthin. THE ACCOMMODATION COMPRISES: Mahogany wood grained effect UPVC double glazed door with decorative central oval feature leading to: ENTRANCE PORCH With radiator. Panelled door leading to: HALL With staircase rising off, three-quarter depth double glazed window to the front elevation. LOUNGE 14'10' x 10'10' (4.52m x 3.30m) An attractive and well lit room with a three-quarter depth double glazed window to the front elevation, feature Victorian style cast-iron fireplace with pine fire surround and mantel, slate tiled hearth and an enclosed Stovax cast-iron multi-fuel fire grate. Dado rail, tv point and panelled radiator. Archway to: DINING ROOM 11'0' x 9'0' (3.35m x 2.74m) With matching dado rail, telephone point and panelled radiator. Mahogany wood grained effect double glazed doors opening to: CONSERVATORY 11'5' x 10'9' (3.48m x 3.28m) A spacious room designed to take full advantage of the delightful views over the rear garden and beyond across adjoining farmland. Matching mahogany effect double glazed windows with a pitched polycarbonate roof, twin glazed doors opening to garden, high level windows to one side, stone effect ceramic tiled flooring and radiator. KITCHEN/BREAKFAST ROOM 11'7' x 10'7' (3.53m x 3.23m) Fitted with an extensive range of base and wall mounted cupboards and drawers with solid oak panelled drawer and door fronts and contrasting stone effect working surfaces to include an inset single drainer stainless steel sink with mixer tap, an inset four-ring Neff LPG gas hob together with concealed convector hood and light over and built-in single oven, integrated Neff dishwasher, attractive tiled splash backs and ceramic tiled floor. Double glazed window with aspect over the rear garden and beyond, further double glazed window to gable and panelled radiator. STUDY AREA 8'0' (max) x 6'10' (max) (2.44m

( max) x 2.08m

( m A useful understairs area with wall shelving, ample space for a desk or an upright fridge freezer and electric meter box. CLOAKROOM A modern white suite comprising wash basin with splash back and low level wc, double glazed window, matching flooring and radiator. UTILITY ROOM 12'1' x 8'9' (3.68m x 2.67m) A large and adaptable room with fitted base and wall units with roll edge working surfaces, plumbing for washing machine and space for tumble dryer. Ceramic tiled flooring, double glazed window and matching double glazed doors to both front and rear elevations. Panelled radiator. COVERED REAR PORCH With an outside boiler room with a Turco oil fired boiler. FIRST FLOOR LANDING BEDROOM ONE 15'0' x 10'10' (4.57m x 3.30m) A spacious room with double glazed window to the front elevation, two outbuilt double door fitted wardrobes with hanging rail and shelving, double glazed window, wood grained effect laminate floor covering and radiator. BEDROOM TWO 14'11' x 7'4' (4.55m x 2.24m) Two double glazed windows, wood grained effect laminate floor covering, walk-in wardrobe with hanging rail and high level shelf, and radiator. BEDROOM THREE 11'0' x 9'0' (3.35m x 2.74m) Double glazed window with rural views in a southerly direction, double door wardrobe, wood grained effect laminate floor covering and radiator. SHOWER ROOM 9'0' (max) x 8'7' (max) (2.74m

( max) x 2.62m

( ma Recently refurbished with a luxury white suite comprising a large walk-in low level shower tray with glazed screen and Mira shower, contemporary fitted vanity unit with two large drawers and wash basin with pillar tap, wc with concealed cistern, marble effect high gloss wall panelling throughout for low maintenance and matching white ceiling with inset lighting, ceramic tiled flooring, fitted airing cupboard with a pre-lagged cylinder, immersion heater and slatted shelving, double glazed window and chrome towel radiator. OUTSIDE The property stands in a large corner plot to the head of an established and popular cul-de-sac. The gardens have been extensively landscaped throughout, particularly to the front where they have been designed for low maintenance with low level brick walls together with raised golden gravel borders, brick pathway. There is access to the right hand gable where there is a doorway leading to the utility room and a wrought-iron gate leading around the utility room to the rear. REAR GARDEN The rear garden is a particular feature of the house as it enjoys uninterrupted southerly views over adjoining farmland. There is a wide stone slabbed patio together with gravelled borders and an ornamental tree and low level wall with a lawned garden beyond with two useful timber panelled shed. AGENT'S NOTE Council Tax Band B DIRECTIONS From Ruthin take the B5104 Cerrigydrudion road and continue for 14 miles to the village. On entering, continue past the former petrol station and bear left and thereafter left onto King Street. Continue for 60 yards and turn left into Maes Aled where the property will be found at its farthest point set back on the right hand side. VIEWING By appointment through the Agent's Ruthin office 01824 703030.

FLOOR PLANS - included for identification purposes only, not to scale.

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